talk to Peak Asset Lending in KC  @Alexander Felice  banks generally wont fool with stuff this low unless you have existing relationships with them.. the cost and risk of having a default far out weight what a bank can make on a 15 to 20k mortgage.but i have seen small local commerial banks do these for local citizens that own 10 to 50 homes and its their cottage industry so to speak

Speaking for myself, I mostly do rehabs that I buy and hold. 5 years ago, I was looking for at least 10%.

I was speaking with a property manager the other day and he told me that in his hometown of Las Vegas, he can have a defaulting tenant evicted in 5 days which seems unusually fast. 

Definitely speak with key non-recourse lenders like First Western Federal Savings or North American Savings bank about their programs before developing a strategy. 

I am most certainly NOT a whale in this business with all the answers but if I can be of assistance please contact me anytime.We are doing lease-financing, subject to's, and fix and flip/hold deals with private lenders in our area so if anyone can use some help or advice please speak up. 

Definitely speak with a good real estate attorney and a good broker to gather some knowledge of the business.

@Justin Kane I am actually speaking about the Institutional Equity side:) 

There is paperwork they need to fill out to give you the authority to speak on their behalf.

I’ve been speaking with lenders and mortgage brokers.

BP has some forms for sale, I haven't used them so I can't speak to their quality.